Avoiding cold showers can be tricky
Q: Our family has an ongoing problem with shower temperature. Whenever someone takes a shower, everyone else must avoid using the plumbing. Flushing a toilet, turning on a faucet, doing laundry or washing dishes makes the shower flow turn hot or cold. As a family of six, we take a lot of showers and do a lot of laundry, so the inconvenience occurs frequently. The house is less than 25 years old; not old enough to need repiping (I hope). What could be causing this, and what can be done to fix it?
A: There are two common causes for shower temperature fluctuations when other plumbing fixtures are used: The first of these involves old rusted galvanized steel pipes. In your case, this is unlikely because galvanized piping is typically found in much older homes.
In newer homes, shower fluctuations are commonly caused by is the flow restrictors water-saver showerheads. When other plumbing fixtures in the house are turned on, water flow will take the path of least resistance, and it’s easier for water to flow through a wide-open spout then through the small hole in a water-saver showerhead. Therefore, the balance of hot and cold water at the shower is altered until the other fixture is turned off. Fortunately, the problem can be easily solved by removing the flow restrictors from the showerheads.
However, removing the flow restrictor is a violation of water conservation requirements in some states. To offset this negative effect, you can install a shutoff valve on your showerhead. This will enable you to turn off the water while applying soap and then to resume the flow when rinsing, thereby conserving water by alternate means.
Q: The home I'm buying is located in a flood zone. This was not disclosed by the real estate agent or the home inspector and only became known to us when the mortgage company required flood insurance. Shouldn't home inspectors determine whether a property is located in a flood zone or a FEMA-designated flood hazard area?
A: Fortunately, your mortgage company alerted you to flood zone concerns prior to completing the purchase. This enables you to consider the matter before closing escrow.
A determination of flood zone status is not within the scope of a home inspection. The purpose of an inspection is to report conditions that are visible and accessible at the time of the inspection and that involve the buildings and immediate surrounding areas. Not included are geological aspects of the property or other conditions that would require the expertise of an engineer.
Some real estate agents might have knowledge of flood zone locations from prior transactions, but such disclosure is not within their area of professional expertise. A prudent practice would be to advise all buyers to obtain flood information from the municipal engineering department.
• Distributed by Action Coast Publishing. Questions to Barry Stone can be emailed to barry@housedetective.com.